HomeMy WebLinkAboutPlanning Commission Minutes 2-22-11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held
Tuesday, February 22, 2011, at 2:00 p.m. are as follows:
PRESENT: Gary Miller, Chairman
John James, Vice Chairman
Carol Dyer, Commissioner
Conrad Guzkowski, Commissioner
Jan Hudson, Commissioner
Julie Rock, Commissioner
Eric Shamp, Commissioner
ADVISORY STAFF Dan McHugh, City Attorney
PRESENT: Oscar Orci, Development Services Director
Robert Dalquest, Assistant Development Services Director
Manuel Baeza, Principal Planner
Sergio Madera, Associate Planner
Tabitha Kevari, Associate Planner
Chris Boatman, Associate Planner
I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES
Interim Chairman Miller called the meeting to order, and opened up the Public Comment
period. All members were present.
There were no other Public Comments and the Public Comment period was closed.
Interim Chairman Miller welcomed Commissioner Rock to the Planning Commission.
A. Election of Planning Commission Chairman and Vice Chairman.
Interim Vice Chairman James nominated Gary Miller as the Planning Commission
Chairman. Commissioner Dyer nominated John James as the Planning Commission
Vice Chairman.
Interim Chairman Miller requested a vote from all that was in favor of the nominated
leadership, and the Planning Commission carried on a 7-0 vote to approve the new
Chairman and Vice Chairman.
Commissioner Shamp recused himself, due to a conflict of interest.
II. CONSENT ITEM
A. UNIVERSITY OF REDLANDS, APPLICANT
(PROJECT PLANNER: CHRIS BOATMAN)
1. Consideration of a Notice of Exemption pursuant to Section
15311(a) of the California Environmental Quality Act Guidelines.
Planning Commission Minutes of
February 22,2011
Page 1
2. Consideration of Commission Sign Review No. 381 to install five
signs on an entry wall with a cumulative sign area of 33.33 square
feet within a private, landscaped entry feature owned by the
University of Redlands located on the northeast corner of
University Street and Citrus Avenue in the E (Educational) District.
B. Disclosure of property interest in the Redlands Redevelopment Project
Area by Planning Commissioner Julie Rock.
Chairman Miller stated he would like to pull item II A. Chairman Miller inquired if the
plaque is ground mounted. Associate Planner Chris Boatman confirmed the plaque is
ground mounted.
MOTION
It was moved by Commissioner Guzkowski, seconded by Vice Chairman James, and
carried on a 6-0 vote (Commissioner Shamp recused) to approve the Consent Calendar.
III. OLD BUSINESS-None
IV. NEW BUSINESS
A. WOODY, LLC AND J.A.W LAND & TRADING, LLC, APPLICANT
(PROJECT PLANNER: CHRIS BOATMAN)
1. Consideration of a Notice of Exemption pursuant to Section
15061(b)(3) of the California Environmental Quality Act Guidelines.
2. PUBLIC HEARING to consider a request by the property owner on
a determination of status regarding three contiguous parcels totaling
43.02 acres that have been determined by the City to be merged; in
accordance with Section 17.21 of the Redlands Municipal Code and
Section 66451.11 of the State Subdivision Map Act, located
between Sunset Drive North and the 1-10 Freeway, east of Wabash
Avenue in the A-1 (Agricultural) District.
Associate Planner Boatman gave a PowerPoint presentation and overview of the
proposed project. Staff recommended the item be tabled on the determination of status.
Commissioner Dyer requested clarification if the proposed project would require a zone
change and requested more detail on the proposed project, for the public's benefit.
Associate Planner Boatman gave more explanation on the proposed project and stated it
would need approval from the Environmental Review Committee and Historic and
Scenic Preservation Commission. Associate Planner Boatman stated the A-1 District
does allow five acre lots. There is a hillside ordinance that has provisions which require
slope density analysis however; the lot line adjustment is exempt from the slope density
criteria. The lot line adjustment was in compliance with the A-1 requirements.
Planning Commission Minutes of
February 22,2011
Page 2
Assistant Director Robert Dalquest stated if the proposed project is approved by the
Environmental Review Committee staff will forward the California Environmental Quality
Act (C.E.Q.A.) Initial Study to the State Clearinghouse for review by various state
agencies; one being the Native American Heritage Commission that is involved with
Native American artifacts. Assistant Director Dalquest confirmed the zoning is A-1 and
the minimum lot size is five acres, which allows two single family dwellings. The General
Plan will dictate the density which would go by slope category.
Director Oscar Orci stated the lot line adjustment is not part of the Planning
Commission's review. After the freeway was installed it created remnant parcels, the
municipal code allows lots to be merged into one large parcel.
Commissioner Guzkowski stated the exhibits in the staff report referred to existing
parcels C and B and requested clarification if they can stand on their own.
Commissioner Guzkowski said there is conflicting information; the staff report table
indicates Parcel 1 48.5 acres, and the map indicates proposed Parcel 4.
Chairman Miller opened up the Public Hearing. Chairman Miller invited Mr. John Paul
Beal to address the Commission.
Mr. Beal submitted a letter of his opposition on the proposed merger.
Chairman Miller invited Ms. Pamela Smyth to address the Commission.
Ms. Pamela Smyth gave a presentation on the history of Crystal Springs, and confirmed
her opposition on the proposed merger.
Mr. Bill Cunningham, Redlands Association and Sierra Club representative, stated the
proposed merge is premature without a project on hand. By merging the remnant
parcels it will increase the number of allowable units, if a map was submitted. Mr.
Cunningham recommended a continuance until a project is submitted.
Mr. Bill Courtney, resident, stated he is in agreement with the previous speakers, and
confirmed his opposition of the proposed merger.
Mr. Robert Walsh, resident, stated when they had bought their home they were told by
the City of Redlands if changes to the area were proposed, it would be a park or golf
course. Mr. Walsh expressed concern that Parcel 3 will block their view. Mr. Walsh
stated he was in agreement with Mr. Cunningham's comments and confirmed his
opposition on the proposed merger.
Ms. Kathleen Beal, resident, stated the land and pass is the entrance to the City of
Redlands and deserves another level of scrutiny. Ms. Beal confirmed her opposition.
Commissioner Dyer recommended a thorough grading plan, as well as a parcel map
when there is a proposed project.
Commissioner Rock requested confirmation if the lots are merged, there is less potential
for development.
Director Orci confirmed that was correct.
Planning Commission Minutes of
February 22,2011
Page 3
MOTION
It was moved by Vice Chairman James, seconded by Commissioner Shamp and carried
on a 7-0 vote that the Planning Commission table the request by the property owner on
a determination of status.
B. COMMERCE CONSTRUCTION COMPANY LP, APPLICANT
(PROJECT PLANNER: SERGIO MADERA)
1. Consideration of a recommendation to the City Council on a
Mitigated Negative Declaration.
2. PUBLIC HEARING to consider a recommendation to the City
Council on Sign Conditional Use Permit No. 14 for the
construction of an approximately 570 square foot freeway-oriented
sign with a height of 80 feet for vacant property located on the
west side of New York Street, east of the 210 Freeway, south of
Lugonia Avenue and north of Colton Avenue in the EV/CG
(General Commercial) District of the East Valley Corridor Specific
Plan.
Associate Planner Sergio Madera gave a PowerPoint presentation and overview of the
proposed project. Staff recommended approval of Sign Conditional Use Permit No. 14
subject to conditions of approval.
Commissioner Shamp inquired if there is a pre-requisite to install a freeway oriented
sign. Associate Planner Madera stated the municipal code gives general locations and
does not outline a numerical proximity. Commissioner Shamp stated in the Initial Study
staff identified the potential derogation of the existing visual character or quality of the
site and surroundings as a potential impact; and mitigation measures will reduce the
impact to a less than significant level. Commissioner Shamp requested clarification on
the criteria that staff used to determine the mitigation needed to lower the impact to a
less than a significant level. Associate Planner Madera stated there are freeway
corridors which expect to have freeway businesses, and they have extra exposure the
freeway will provide.
Assistant Director Dalquest confirmed the Environmental Impact Report for the East
Valley Corridor Specific Plan has view shed corridors. This property is not within the
view shed corridor. The mitigation measure is to keep development from taking up the
view of the mountains from freeway travelers. Aesthetics is a subjective issue; staff
reviews the land use policies and doctrines to determine if there are aesthetic impacts.
Commissioner Guzkowski inquired if a large restaurant was proposed for the site would
the use trigger the proposed sign. Associate Planner Madera confirmed that it could,
and would require a subsequent review from the Planning Commission.
Commissioner Dyer requested clarification if the site must be an automotive use.
Associate Planner Madera stated an automotive use is a permitted use for the site.
Planning Commission Minutes of
February 22,2011
Page 4
Director Orci stated it would be up to the Planning Commission's discretion if the use is a
"destination oriented business" or a "passer by" type of business.
Commissioner Guzkowski inquired if Lowe's is a motorist oriented business. Associate
Planner Madera stated it is not a motorist oriented business.
Vice Chairman James stated the sign code does not have dimensions for freeway
oriented businesses. Vice Chairman James stated he was able to create hatch lines
from the 750 foot radius from the traffic signal at the off ramp. The code indicates a
portion of the parcel must be in the hatch mark for it to be eligible for a freeway sign as
well as be a permitted use for a freeway oriented sign.
Chairman Miller opened the Public Hearing.
Mr. John Burrows, representative, stated the proposed sign allows the owner to better
market the property. Mr. Burrows confirmed they are in agreement with the conditions of
approval.
Mr. Cunningham, resident, stated the citizens adopted Measure U, which limits signs to
a maximum of 120 square feet, and prohibits billboards. The configuration of the sign
has four panels for four tenants, which will have other considerations for multiple tenant
signs. Mr. Cunningham recommended denial of the proposed sign until there is a
proposed project submitted.
Chairman Miller closed the Public Hearing.
Commissioner Dyer stated the findings should be compatible with the design,
architecture, and scale. Commissioner Dyer stated the sign is premature without a
proposed project.
Commissioner Hudson stated the sign should be considered once there is a proposed
project submitted.
Commissioner Guzkowski inquired if the item could be tabled to a date in the future.
Assistant Director Dalquest stated this is a recommendation to City Council. City
Council is the final acting body.
Commissioner Guzkowski confirmed his opposition to the proposed sign.
Vice Chairman James confirmed his opposition to the proposed sign.
Commissioner Dyer inquired if the location was going to be redeveloped as an
automotive use.
Director Orci stated it is still in discussion. Director Orci stated if the Planning
Commission is not in favor of the proposed sign there are two options for the
Commission's consideration; to continue the item to allow staff time to prepare findings
to recommend denial to City Council or for the Commission to summarize the findings for
staff.
Planning Commission Minutes of
February 22,2011
Page 5
Commissioner Rock stated she concurred with the Commission's comments.
Commissioner Rock requested clarification if the sign is not consistent with the
development of a building the Commission could propose changes. Commissioner Rock
inquired if the applicant is not assured a specific size or height what is the Commission
voting on.
City Attorney Dan McHugh stated there are conditions of approval on the proposal if the
Commission decided to recommend approval to the City Council. A building and a sign
have to be designed together.
Chairman Miller stated there is enough language to allow the Commission to address
the Commission's concerns at a later date. Chairman Miller stated a potential buyer
would have more opportunities available.. The approved sign may be an added benefit
to enhance the chances of a beneficial land use for the property. Chairman Miller stated
he is in favor of the proposed sign.
Commissioner Guzkowski stated although the item would need to come back to the
Planning Commission once a development is proposed, the necessary findings are not
met.
MOTION
It was moved by Commissioner Guzkowski, seconded by Commissioner Dyer and
carried on a 6-1 vote (Chairman Miller opposed) that the Planning Commission
recommend denial to the City Council.
See SergioA Findings are scale size lack of trigger, no project, the ability to assess the
qualities of the sign and its character with the development,
C. MS SPECTRUM LLC, APPLICANT
(PROJECT PLANNER- TABITHA KEVARI)
1. Consideration of a Notice of Exemption pursuant to Section
15311(a) of the California Environmental Quality Act Guidelines.
2. Consideration of Commission Sign Review No. 382 to establish
a uniform sign program for a fourteen (14) building office complex
with a combined floor area of 104,207 square feet on
approximately 7.44 acres located on the southeast corner of
Redlands Boulevard and Nevada Street in the EV/CG (General
Commercial) District of the East Valley Corridor Specific Plan.
Chairman Miller stated he had a conflict of interest, and recused himself.
Associate Planner Tabitha Kevari gave a PowerPoint presentation and overview of the
proposed project. Staff recommended approval of Commission Sign Review No. 382
subject to conditions of approval.
Planning Commission Minutes of
February 22,2011
Page 6
Commissioner Dyer inquired if the applicant planned on installing monument signs.
Associate Planner Kevari stated the applicant had not planned on submitting monument
signs.
Commissioner Shamp inquired if the applicant requested any directional signage.
Associate Planner Kevari stated the applicant had not requested any directional signage
with the exception of the door sign.
Vice Chairman James opened up the hearing. There were no comments forthcoming
and the hearing was closed.
MOTION
It was moved by Commissioner Shamp, seconded by Commissioner Dyer and carried
on a 6-0 vote (Chairman Miller recused) that the Planning Commission found
Commission Sign Review No. 382 exempt from the California Environmental Quality Act
Guidelines pursuant to Section 15311(a).
It was moved by Commissioner Shamp, seconded by Commissioner Dyer and carried
on a 6-0 vote (Chairman Miller recused) that the Planning Commission approve
Commission Sign Review No. 382 subject to the attached Conditions of Approval.
Chairman Miller rejoined the Commission.
D. TRADER JOE'S, APPLICANT
(PROJECT PLANNER: MANUEL BAEZA)
1. Consideration of a Notice of Exemption pursuant to Section 15301
of the California Environmental Quality Act Guidelines.
2. PUBLIC HEARING to consider Revision No. 3 to Conditional
Use Permit No. 485 to allow the outdoor display of merchandise
in front of the tenant's storefront and to allow seasonal display of
merchandise within the colonnade and parking area, of an existing
commercial center located at 552 N. Orange Street within the TC
(Town Center) District of Specific Plan No. 45.
Principal Planner Manuel Baeza gave a PowerPoint presentation and overview of the
proposed project. Staff recommended approval of Revision No. 3 to Conditional Use
Permit No. 485 subject to conditions of approval.
Commissioner Shamp requested clarification how a handicapped patron would access
the parking lot display. Principal Planner Baeza clarified the patron would access the
display area from the drive isle. Commissioner Shamp inquired if staff had measured
the slope on the path of travel. Principal Planner Baeza stated a certain monetary dollar
amount would need to be met before adding additional requirements.
Vice Chairman Miller inquired if the entitlement was only for Trader Joe's, and if the
entitlement ran with the land.
Planning Commission Minutes of
February 22,2011
Page 7
Director Orci stated the conditional use permit runs with the use and the land. If there
was another tenant with a similar use then they could use the approved conditional use
permit. If a tenant occupied the building that was not a similar use, they would not be
able to use the approved conditional use permit.
Chairman Miller inquired if there were any merchants in the area that expressed
opposition on the conditional use permit. Principal Planner Baeza stated he has not
heard of any opposition.
Chairman Miller opened up the Public Hearing.
Mr. Jason Gal, representative, stated he is available for any questions.
Commissioner Guzkowski inquired if the outdoor display area is consistent with the
lease. Mr. Gal confirmed.
Commissioner Shamp inquired if there had been any complaints on the outdoor display
area from merchants. Mr. Gal believed Office Depot may have raised a red flag on the
outdoor display.
Chairman Miller requested an additional condition to monitor mold for the permanent
display areas.
Commissioner Shamp stated the drive isle needs to remain clear, and recommended an
additional condition prohibiting any display or signs in the drive isle. Mr. Gal agreed to
the additional condition.
Commissioner Hudson expressed concern on safety, and requested Trader Joe's staff to
monitor any displays that may have been disrupted. Mr. Gal stated staff monitors the
displays hourly.
Commissioner Rock inquired if there are any additional conditions that would require
more maintenance. Director Orci stated an additional condition could be added to
require staff to be more readily available to monitor the display and maintenance on an
hourly basis.
Commissioner Guzkowski recommended modifying the condition by adding "a neat,
orderly and safe manner at all times".
Chairman Miller closed the Public Hearing.
Vice Chairman James stated he concurred with previous comments from the
Commission, and was in support of the proposed project.
Planning Commission Minutes of
February 22,2011
Page 8
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 7-0 vote that the Planning Commission determine that Revision No. 3 to Conditional
Use Permit No. 485 is categorically exempt from the California Environmental Quality
Act, pursuant to section 15301 of the CEQA Guidelines.
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 7-0 vote that the Planning Commission approve Revision No. 3 to Conditional Use
Permit No. 485, subject to the following findings, submitted plans, and attached
conditions of approval:
1. The proposed outdoor display areas will not adversely affect the applicable land
use plans of the City. The project site has a Commercial General Plan Land Use
Designation and the Trader Joe's market and outdoor display area are
commercial activities consistent with the land use designation. In addition, the
project is located in the Downtown of the City and outdoor displays are permitted
in other parts of the Downtown provided the display is maintained in a neat and
orderly manner which is included as a Condition of Approval.
2. The outdoor display area will not be detrimental to the public health, safety and
welfare. The display areas will not encroach into the ADA path of travel nor will it
eliminate ADA parking stalls. In addition, the display areas will be continually
monitored by employees to insure a neat and orderly state and to guard against
vandalism and theft. The hours of operation will be consistent with normal store
hours. No noise related impacts will be generated and merchandise will be
consistent with items carried by the grocery store. In addition the display will be
configured so as not to create hazards, or impact vehicle circulation within the
shopping center.
3. The outdoor display area will comply with the regulations of the City's General
Plan, the applicable land use district and the City's development standards. The
outdoor display area for the existing market would be consistent with the
Commercial General Plan Land Use Designation, and is permitted in other areas
of the City's Downtown. In addition the shopping center will continue to meet the
City's development standards with regard to parking and vehicle circulation.
4. The project is appropriate at the proposed location within Downtown Specific
Plan No. 45; The applicant will display seasonal perishable items that are typical
of grocery stores and the outdoor display would be operated during the same
business hours as the store. Furthermore no direct sales would be conducted
and no other non-display activities are being proposed. In addition, the display
area will be limited so as not to encroach into areas in front of other stores, the
ADA path of travel or ADA parking stalls. Nor will the display area interfere with
vehicle circulation as it does not extend beyond the parking stalls into driveway
areas.
Planning Commission Minutes of
February 22,2011
Page 9
This includes the modifications to Condition of Approval Nos. 2, 6 and 7 and to add
additional Condition of Approval Nos. 9 and 10 as follows:
_. This approval is fer a GE)R ditiGnal�ePerlitto allow theeutdooF display Of
R;ergha ewthin a t ant' s�-�-nnt anrd to allow s snnal rdisnlay of
r�--crze�lurr�$� vrn-ancr—cv—cmvv��Ea
rneFGhanrdise within the "Lobby" defined as the rdirertly in front of Trader
m arrar�c-vv-r -rn-r-m��crs��acrrrT �.r �rrrc Trader
jee's market fide (5) feet wide and 45 feet Inns underneath the onlennade anrd
WithiR the fide (5) parkin}g sn,aaGe iFe GtlY in front of TFa deF Ine's market Innate`d
within the Orange Streett-Plaza (Vons Shopping (''enter) in the Town Genter�Q
use designation of Spenifin Plan No 45.
2. This approval is for a Conditional Use Permit to allow the outdoor display
of merchandise within three (3) designated areas. A permanent display
area shall be located immediately outside the store with an area that is
four (4) feet wide and 40 feet lon_q (Area 1). Temporary seasonal displays
of merchandise shall be allowed within the "Lobby" defined as the area
directly in front of Trader Joe's market five (5) feet wide and 45 feet long
underneath the colonnade (Area 2) and within the five (5) parking spaces
directly in front of Trader Joe's market (Area 3) located within the Orange
Street Plaza (Vons Shoppin_g Center) in the Town Center land use
designation of Specific Plan No. 45.
6. The outdoor display area shall be used for the sale of plants, flowers and
produce and shall not be used for direct sales, and shall not be used for
entertainment, amusement or food preparation. The display area shall be
operated during the same hours as the Trader Joe's Market. Display areas shall
not obstruct ADA access within the shopping center, pedestrian access or
vehicle circulation areas.
7. The outdoor display of all products shall be maintained in a neat and orderly and
safe manner at all times.
9. The permanent outdoor display area shall be monitored to ensure that
mold does not develop due to the watering of plants.
10. The parking lot display area shall not encroach into the adjacent drive
aisle.
V. ADDENDA
A. Review of conceptual elevations for the Redlands Park Once Transit
Center structure located along the south side of Stuart Avenue at the
terminus of 3rd Street.
Assistant Director Dalquest gave an overview of the proposed project, and stated Ms.
Michelle Windler has a presentation on the proposed project.
Planning Commission Minutes of
February 22,2011
Page 10
Ms. Windler gave a PowerPoint presentation and overview of the proposed project.
Commissioner Rock stated Option A is more compatible with the surrounding area, and
confirmed her support.
Commissioner Hudson confirmed her support on Option A.
Commissioner Dyer confirmed her support on Option A and stated the Spanish
architecture is compatible with Krikorian Theatre, Von's, and the Train Depot.
Commissioner Dyer requested clarification on the proposed roof materials. Ms. Windler
stated they were considering the same style as the Train Depot.
Vice Chairman James stated he was in support of Option A. Vice Chairman James
inquired if the roof had open parking proposed. Ms. Windler confirmed there was
parking on the roof with a parapet rail will obstruct the vehicle headlights.
Commissioner Guzkowski inquired if there was a significant difference in cost between
the two designs. Ms. Windler confirmed there was not a significant difference in cost.
Commissioner Guzkowski confirmed his support on Option A.
Commissioner Shamp confirmed his support on Option A. Commissioner Shamp stated
the plans indicate a photovoltaic solar array proposed on the top level. Ms. Windler
confirmed they included a photovoltaic solar array in the design for the future.
Commissioner Shamp inquired if their company is considering LEED strategies to the
building design. Ms. Windler stated they are incorporating sustainable factors in the
project.
Chairman Miller recommended the following changes to the design of Option A;
1) Additional detail on the cornice, and to revise the circle element in the middle
with a quatrefoil shape.
2) To install up lights on the keystones on the north, and east fagade.
3) Recommended some adjustment to the middle arch.
4) Requested additional depth to the elevator tower glass.
VI. MINUTES
A. January 11, 2011
MOTION
It was moved by Commissioner James, seconded by Commission Dyer and carried on a
6-0 vote (Commissioner Rock abstained) that the Planning Commission approve the
minutes of January 11, 2011.
VII. LAND USE AND CITY COUNCIL ACTIONS OF JANUARY 18, 2011 AND
FEBRUARY 1, 2011.
Chairman Miller inquired if there were City Council actions to report for January 18, 2011
and February 1, 2011.
Planning Commission Minutes of
February 22,2011
Page 11
Director Orci stated there were no reportable actions.
ADJOURN TO MARCH 22, 2011
Chairman Miller adjourned the meeting at 4:10 p.m. to the March 22, 2011 meeting.
Linda McCasland Oscar Orci
Senior Administrative Technician Development Services Director
Planning Commission Minutes of
February 22,2011
Page 12